Hulu Selangor, Selangor · Leasehold · 37 transactions
Median Price
RM430K
RM360K – RM485K
Median PSF
RM360
RM331 – RM423
Transactions
37
2021-07 to 2025-09
Size Range
850 – 1744
sq.ft (built-up)
Data-driven insights for DESA MELOR
Earliest PSF (2021)
RM370
Current PSF (2025)
RM331
Capital Gain
-10.6%
Total Return (est.)
1.6% p.a.
| Capital appreciation (4 years) | -10.6% |
| Annualised capital return | -2.6% p.a. |
| Est. gross rental yield | 4.2% p.a. |
| Est. total return (capital + rental) | 1.6% p.a. |
| vs Fixed Deposit (3.5% p.a. x 4yr) | -7.8% |
*Based on earliest recorded transaction (2021). Actual launch price may differ. Rental yield estimated from Selangor district averages.
| Size | Transactions | Median Price | Median PSF |
|---|---|---|---|
| 850 sqft | 10 | RM350K | RM412 |
| 900 sqft | 5 | RM400K | RM437 |
| 1,050 sqft | 5 | RM390K | RM370 |
| 1,400 sqft | 14 | RM480K | RM346 |
PSF Trend: Declining
PSF moved from RM370 (2021) to RM331 (2025)
Liquidity: Moderate
37 transactions over 4 years (~9/year)
7% above Hulu Selangor average
This project: RM360 PSF vs Hulu Selangor median: RM336 PSF
Est. Total Return: 1.6% p.a. (below FD)
Capital loss (-2.6% p.a.) + rental yield (~4.2% p.a.)
DESA MELOR delivers a modest estimated total return of 1.6% p.a. — comprising -2.6% capital depreciation and ~4.2% rental yield over 4 years. This underperforms fixed deposits (3.5% p.a.), suggesting limited investment appeal at current prices. PSF is in line with the Hulu Selangor average, suggesting fair market pricing.
Investment return & market verdict
ROI since launch, unit mix, rental yield, area comparison
| Date | Type | Tenure | Size (sqft) | PSF | Price |
|---|---|---|---|---|---|
| Sept 2025 | Detached | Leasehold | 1,389 | RM331 | RM460K |
| Sept 2024 | 1 - 1 1/2 Storey Semi-Detached | Leasehold | 915 | RM465 | RM425K |
| Aug 2024 | Detached | Leasehold | 1,055 | RM370 | RM390K |
| Aug 2024 | Detached | Leasehold | 1,722 | RM337 | RM580K |
| Jun 2024 | 1 - 1 1/2 Storey Semi-Detached | Leasehold | 850 | RM341 | RM290K |
32 more transactions hidden
Complete NAPIC transaction data with trend analysis — RM69.90 per report
Investment ROI
Capital gain + rental yield since launch
Market verdict
Trend, liquidity, and area comparison
Unit mix breakdown
Price & PSF by unit size
All transactions
Full table of 37 records
3 interactive charts
Scatter, price & PSF vs Hulu Selangor & Selangor
Percentile breakdown
25th, 50th, 75th price & PSF
Instant access. No subscription.